Last October we completed a house move in Marsden. We have noticed several issues with the house which we consider were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that needed to have been ordered as part of conveyancing in Marsden?
The query is not clear as what problems have arisen and if they are unique to conveyancing in Marsden. Conveyancing searches and investigations undertaken during the buying process are supposed to help avoid problems. As part of the legal transfer of property, a property owner fills in a form called a Seller’s Property Information Form. answers provided is inaccurate, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Marsden.
My mortgage company has suggested solicitors on their panel based in Marsden but I would rather instruct a conveyancing lawyer in Marsden local to me. Are you able to assist?
Not all Marsden conveyancing practices are listed all banks conveyancing panel. Use our search tool to choose a Marsden conveyancing conveyancer on the on the bank panel.
I am close to exchanging contracts on the sale of our home in Marsden and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any high street Marsden lawyer would know this is not the case. It does beg the question why the purchasers used an internet conveyancing outfit as opposed to a conveyancing solicitor in Marsden. We have lived in Marsden for three years we know of no issue. Is it a good idea to contact our local Authority to seek clarification need.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
Despite weeks of looking the Title Certificate and documents to our house can not be found. The lawyers who did the conveyancing in Marsden 10 years ago are no longer around. What are my next steps?
These day there are duplicates made of almost everything, and your conveyancer will be aware precisely where to look for all the appropriate paperwork so you may buy or dispose of your house without any difficulty. If duplicates are not available, your conveyancer can arrange cover in the form of insurance or indemnities against possible claims on your premises.
About to purchase a new build apartment in Marsden. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Marsden
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants.
I am looking at a couple of apartments in Marsden both have in the region of 50 years unexpired on the leases. Should I regard a short lease as a deal breaker?
There is no doubt about it. A leasehold apartment in Marsden is a wasting asset as a result of the shortening lease. The closer the lease gets to its expiry date, the more it adversely affects the marketability of the property. For most buyers and lenders, leases with under 75 years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Marsden conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I own a basement flat in Marsden, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Equivalent flats in Marsden with a long lease are worth £206,000. The ground rent is £45 yearly. The lease runs out on 21st October 2092
With 67 years left to run we estimate the price of your lease extension to range between £10,500 and £12,000 plus costs.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.